Real Estate Investing in Canton, New York (13617)
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Should you buy in 13617 (Canton, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Canton, NY (13617)?
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Market Analysis: 13617 Canton
Not every below-median market is a bargain. Canton's 13617 ZIP clocks in at signals that favor experienced operators who can absorb the risk $202K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $202K asset, 13617 is the wrong submarket. If the plan prices in friction, the yield can still work.
From an investor standpoint, 13617 offers a low basis, the region around Canton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 13617 ZIP's population of 12,294 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 13617 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Canton:
Property Strategy for 13617
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $146,595 | $1,240 | 6.1% | +7.7% | $73,298 |
| 3BR | $180,675 | $1,490 | 5.9% | +6.5% | $60,225 |
| 4BR | $224,102 | $1,640 | 5.3% | +7.6% | $56,026 |
| 5BR | $235,836 | — | — | +6.8% | $47,167 |
Market Trends
Home Value History (with trend line)
📊 How Does 13617 Compare?
| Metric | 13617 | Canton | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $201,765 | $201,765 | N/A | $505,608 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.6% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13617 (Canton, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $201,765 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13617
Population: 12,294
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 13617
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much is rent in Canton, NY?
Rents in Canton, NY run near $1,116/mo. Compared with median home prices of $202K that produces solid gross yields for typical rentals.
How tight is the rental market in Canton, NY?
Vacancy risk in Canton, NY is elevated. That supports measured cash flow for typical rental holds.
What strategy should investors use in Canton, NY?
A careful cash-flow rentals with hands-on management strategy Canton, NY best. The market produces steady results for that approach at the $202K price point.
Can owner-occupants cash flow in Canton, NY?
Canton, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,116/mo rent level.
How strong is the working-renter base in Canton, NY?
The renter base in Canton, NY is reasonable for the $1,116/mo price point. Screening well and pricing to market typically yields measured tenants.
You know 13617 now. You don’t know where it ranks.
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How 13617 ranks in Ogdensburg-Massena, NY
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